You need to slow down and hit the books before you lose your shirt here.

Thanks Douglas...we plan to "slow grow" into more rental properties while doing some rehab and sell...And I do plan to find a good CPA to help give some direction.

I use Erentpayments.com costs $3 per transaction but has some nice features for landlords, partial payments, automatic Late fees, separate or same bank account for different houses, auto withdraw, email notifications, etc.   

Appreciation will be slow and steady again.

Been a long time investor in the markets (since my teens) but I'm tired of the small SLOW margins ~ Make money, loose money, start all over again...

@Max Tanenbaum has great advice. an established roofing company may be to let you differ payment, which would be like financing with no interest involved. they get the business, and with a signed contract can spread their payment out over the winter, when their business slows down 

He looks decent and it is a slow season, I really would like to make it work.Thank you in advance for any advice you can provide!

However, this has subsequently slowed down or played out altogether depending on the market you're farming or intend to farm.The best thing you can do is look towards wholesaling deals to someone who might be interested in bringing you in as a partner if they like the way you do biz or think you have potential.Lastly, there are lots of credible sources on the Internet that will help teach you how to write a successful business plan.

The location we are looking in is a small city in Western PA with slow growth potential.  

The seller told me they had fixed it and the FHA appraiser missed it the second time around (who was let go after my home because she made so many mistakes  and was so slow to complete her job) and even I missed it on for two weeks but the problem was still present.